In my case, i'm in the Montreal, Quebec area or the province of Quebec in Canada.In my market, it's practically impossible to find something that is less than 14-16x annual revenue, which seems ridiculous to me.

I believe you live in a Province and not a State.

Taking this year to accumulate my knowledge (with books, podcasts, this forum...) and also increase my investing funds.After doing a bit of research, the province of Quebec offers some good pricing.

@Wayne McBain if you’re looking in Quebec province, there a school tax which is separate from the regular property tax so you’d want to add that too. 

Although at the moment the prices are quite high, that being said the province is receiving a huge influx of people and so demand keeps rising.I am not too familiar with laws in terms of foreign investors but I recall reading that it is pretty favorable.

I have two doors locally and two doors in a neighboring province (Saskatchewan). 

Also most provinces have very strict rent control that wont allow for rent increases.

Ryan Dossey  when your talking about rehab loans that are the province of HML and private lenders nationwide there are just not many banks that will do these.. they (Banks) really never were deep into the space.. and after the GFC its really one of the last loan products they chase.in my experience with Orygun banks the nationals have no product for fix and flip.. the community banks will do it but only for their absolute top tier clients. 

We own one small property in Agrigento province and are buying another in Modica (Ragusa).

I am currently investing in Alberta, focused on Calgary and Edmonton as well as smaller towns in the province.